71 Enterprise St · Newport, PA 18617

$199,900

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 43 Days on market

Built 1920 8,700 sqft lot $139/sqft · 87% above area

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. In need of renovation and looking for cash buyers.

Key facts

• Separate utilities
• Income ready duplex
• New meters

Tags

• INCOME READY DUPLEX
• SEPARATE UTILITIES
• NEW METERS
• NEW WATER HEATERS
• NEW 200AMP SERVICE
• OFF STREET PARKING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Vinyl siding
• Exterior features: Lot approximately 58 x 150; Residential zoning

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Finished interior with heating; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $63 ($755/yr) — positive. Per door: $31/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.5% below list).
• Recommended offer: $165k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#609 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.6% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $200k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (17.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $115,955
• List price: $199,900
• Delta: 72.39%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89-91 Coal St	0.37mi	4/3.0	1,281 (-11%)	4mo	$96,000	$75	57
27-29 Orchard St	0.17mi	4/2.0	1,249 (-13%)	24mo	$110,000	$88	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.01×
• Total profit: $56,704
• Equity at exit: $120,393

10-year hold

• IRR: 15.7%
• Equity multiple: 3.95×
• Total profit: $164,970
• Equity at exit: $213,916

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18617

• Home prices YoY: 2.0%
• Active inventory: 20
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $63

Break-even live

Break-even rent $1,570

Max offer price $199,900

Occupancy floor 91%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,650
Total (2 units)			$1,650

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 W Main St Glen Lyon, PA	3.0	1.0	1000	$1,350	$1.35	13d	1	0.25mi
8 Arch St Glen Lyon, PA	3.0	1.0	1000	$1,399	$1.40	13d	1	0.38mi
5 E Main St Glen Lyon, PA	3.0	1.0	1217	$900	$0.74	43d	1	0.38mi
34 Arch St Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	13d	1	0.44mi
34 Arch St Unit 1 Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	43d	1	0.44mi

Listing history 22 events

1. 2026-06-18
   days on market $199,900 Active 43 DOM
2. 2026-06-17
   days on market $199,900 Active 42 DOM
3. 2026-06-16
   days on market $199,900 Active 41 DOM
4. 2026-06-15
   days on market $199,900 Active 40 DOM
5. 2026-06-14
   days on market $199,900 Active 38 DOM
6. 2026-06-13
   days on market $199,900 Active 37 DOM
7. 2026-06-10
   days on market $199,900 Active 35 DOM
8. 2026-06-09
   days on market $199,900 Active 34 DOM
9. 2026-06-08
   days on market $199,900 Active 33 DOM
10. 2026-06-07
    days on market $199,900 Active 32 DOM
11. 2026-06-05
    days on market $199,900 Active 29 DOM
12. 2026-06-02
    days on market $199,900 Active 27 DOM
13. 2026-06-01
    days on market $199,900 Active 26 DOM
14. 2026-05-31
    days on market $199,900 Active 25 DOM
15. 2026-05-30
    days on market $199,900 Active 24 DOM
16. 2026-05-06
    listed $199,900 Active 250-char remark
17. 2025-09-04
    soldstatus $46,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. In need of renovation and looking for cash buyers.

18. 2025-07-18
    soldstatus $46,000 Closed

    Show marketing remark (712 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. The home is in need of renovation and is best suited for cash buyers. Whether you're looking to create your forever home or expand your rental portfolio, this property is a blank canvas—ready for you to bring your vision to life. The vacant lot to the right of the home comes with the property This is 71-73 formerly 2 units Don’t miss out on the chance to transform this property into something special!

19. 2025-06-18
    status Pending 340-char remark

    Show marketing remark (712 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. The home is in need of renovation and is best suited for cash buyers. Whether you're looking to create your forever home or expand your rental portfolio, this property is a blank canvas—ready for you to bring your vision to life. The vacant lot to the right of the home comes with the property This is 71-73 formerly 2 units Don’t miss out on the chance to transform this property into something special!

20. 2025-06-18
    status Pending

    Show marketing remark (712 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. The home is in need of renovation and is best suited for cash buyers. Whether you're looking to create your forever home or expand your rental portfolio, this property is a blank canvas—ready for you to bring your vision to life. The vacant lot to the right of the home comes with the property This is 71-73 formerly 2 units Don’t miss out on the chance to transform this property into something special!

21. 2025-06-10
    listed $39,950 Active

    Show marketing remark (712 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. The home is in need of renovation and is best suited for cash buyers. Whether you're looking to create your forever home or expand your rental portfolio, this property is a blank canvas—ready for you to bring your vision to life. The vacant lot to the right of the home comes with the property This is 71-73 formerly 2 units Don’t miss out on the chance to transform this property into something special!

22. 2025-06-09
    listed $39,950 Active 340-char remark

    Show marketing remark (340 chars)

    Located in the Greater Nanticoke School District, this 4-bedroom, 2-bath home offers a unique opportunity for investors or ambitious homeowners. Originally configured as a two-unit property, it has since been converted into a single-family residence, providing ample space and flexibility. In need of renovation and looking for cash buyers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,308 · $109/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$925/yr (+$77/mo · 70.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$11,198
• − Property taxes: −$1,308
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,815
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,400/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Newport

• Score: 72/100
• State rank: #609
• US rank: #5859

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety B- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Lyon, PA
• Population (ZIP): 1,616

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 45% Scotch-Irish 6% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.58%
• Current HPI: 278.0674
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+400.4% since first listed

7 events — show timeline

• 2026-05-06 Listed $199,900 LCAR
• 2025-09-04 Sold (MLS) $46,000 LCAR
• 2025-07-18 Sold (MLS) $46,000 BRIGHT MLS
• 2025-06-18 Pending — LCAR
• 2025-06-18 Pending — BRIGHT MLS
• 2025-06-10 Listed $39,950 BRIGHT MLS
• 2025-06-09 Listed $39,950 LCAR

Property tax history

+3.1%/yr

Latest (2026): $1,308 · +9.9% YoY. Source: county tax records.